Hyderabad rental market 2026 — is Gachibowli/HITEC City still the best area for rental yield?

I'm planning to buy a 2BHK in Hyderabad purely as a rental investment. Budget around 60-70 lakhs. I'm in the US and plan to manage it through a property manager.

I've been looking at Gachibowli, Kondapur, and Narsingi. My research shows 2BHK rents in Gachibowli are around 22-28K for semi-furnished. With a purchase price of 65 lakhs, that's roughly 4-4.5% gross yield which seems decent.

But I have some concerns:

With so many new apartments coming up near Financial District, will there be oversupply?

Are furnished flats giving significantly higher yields? What's the sweet spot for furnishing budget?

How long does it typically take to find a good tenant in these areas?

What are the hidden costs I should budget for — society maintenance, GHMC tax, insurance, repairs?

For NRI buyers, what's the current stamp duty and registration charge in Telangana?

I want to make sure the rental yield math works after accounting for property management fees, maintenance, vacancy periods, and taxes. Any Hyderabad market insiders who can share current ground reality?